1625 NW 31st St · Oklahoma City, OK 73118

$225,000

3 bd · 1.0 ba · 1,881 sqft · SingleFamily public records · 13 Days on market

Built 1928 8,499 sqft lot $120/sqft · 16% below area Est $267k · 16% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +14.5/15.0
• Cash flow +10.3/30.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming Craftsman-style home featuring 3 bedrooms and 2 full bathrooms in a convenient central Oklahoma City location. This home showcases beautiful original woodwork and historic character throughout, combined with functional living spaces for today's lifestyle. Additional features include a bonus room, large laundry room, basement, detached single-car garage, and a spacious backyard. The basement and laundry room provide valuable flexible space and are not included in the reported square footage. Located just minutes from downtown Oklahoma City, this property offers convenient access to dining, shopping, entertainment, and major highways. A great opportunity to own a classic Craftsman ho

Key facts

• 8,499 sq ft lot
• Garage
• Built 1928

Property features AI

Finance

• Other: Living area reported as 1,881 (assessor); Property in Military Park Addition; On market date: June 5, 2026; Occupied
• Financial info: Loan qualification possible; Current price $230,000
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Manual geocode source
• Home design: Single family residence; One story; Faces south
• Construction: Frame construction; Composition roof; Conventional foundation; Existing property
• Exterior features: Covered porch; Outbuildings; Storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Dining area; Study/office; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (22.8% below list).
• Recommended offer: $174k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.7% in Oklahoma City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Douglass Hs (math 2% / reading 2%, grade F, #445 of 447 statewide, top 100%, 556 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 184 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $180k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,745 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 10.8

CMA / ARV

• ARV (median comp): $266,610
• List price: $225,000
• Delta: -10.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1916 NW 31st St	0.26mi	3/1.5	1,879 (-0%)	3mo	$280,000	$149	83
1928 NW 31st St	0.29mi	3/2.0	1,779 (-5%)	1mo	$305,000	$171	73
1514 NW 33rd St	0.19mi	3/2.0	1,734 (-8%)	2mo	$290,000	$167	73
1444 NW 33rd St	0.24mi	3/2.5	1,804 (-4%)	6mo	$300,000	$166	71
1817 NW 32nd St	0.19mi	4/2.0 (+1)	1,752 (-7%)	1mo	$190,000	$108	70
2105 NW 28th St	0.51mi	3/2.0	1,842 (-2%)	3mo	$242,000	$131	66
1528 NW 29th St	0.21mi	3/2.0	1,689 (-10%)	6mo	$335,000	$198	64
1212 NW 32nd St	0.41mi	4/2.0 (+1)	1,750 (-7%)	3mo	$300,000	$171	58
2034 NW 31st St	0.41mi	3/2.0	1,656 (-12%)	0mo	$358,500	$216	57
1215 NW 34th St	0.47mi	4/2.5 (+1)	2,047 (+9%)	2mo	$250,000	$122	51
1918 NW 22nd St	0.73mi	2/1.0 (-1)	1,793 (-5%)	4mo	$275,000	$153	50
1912 NW 22nd St	0.72mi	3/2.0	1,598 (-15%)	6mo	$292,000	$183	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-41,841
• Equity at exit: $33,548

10-year hold

• IRR: -8.6%
• Equity multiple: 0.43×
• Total profit: $-35,831
• Equity at exit: $19,454

Cash invested: $63,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 73118

• Rents YoY: 4.5%
• Active inventory: 184
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$224 /mo · $2,684/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-125

Break-even live

Break-even rent $1,895

Max offer price $202,968

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-61	+0% $-125	+5% $-188	+10% $-252
Rent	-10% $-262	-5% $-193	+0% $-125	+5% $-56	+10% $13
Rate	-1.0pp $-11	-0.5pp $-67	base $-125	+0.5pp $-183	+1.0pp $-242

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1832 NW 33rd St Oklahoma City, OK	4.0	2.0	1464	$1,700	$1.16	44d	1	0.24mi
2004 NW 28th St Oklahoma City, OK	2.0	1.0	1425	$1,195	$0.84	44d	1	0.42mi
2109 NW 31st St Oklahoma City, OK	3.0	1.0	1289	$1,350	$1.05	3d	1	0.46mi
1220 NW 36th St Oklahoma City, OK	3.0	2.0	1595	$1,595	$1.00	44d	1	0.54mi
1600 NW 38th St Oklahoma City, OK	3.0	2.0	1850	$2,400	$1.30	3d	1	0.55mi
1400 NW 25th St Unit 2515-200 Oklahoma City, OK	3.0	2.5	1600	$1,595	$1.00	44d	1	0.56mi
1008 NW 34th St Unit 1 Oklahoma City, OK	2.0	1.0	1400	$1,450	$1.04	44d	1	0.64mi
1100 NW 27th St Unit 1100 Oklahoma City, OK	3.0	2.0	1500	$1,195	$0.80	24d	1	0.65mi
2301 N Florida Ave Oklahoma City, OK	2.0	1.5	1700	$1,235	$0.73	17d	1	0.66mi
1809 NW 39th St Oklahoma City, OK	3.0	2.0	1318	$1,625	$1.23	3d	1	0.68mi
4009 N Indiana Ave Oklahoma City, OK	4.0	3.0	2132	$2,695	$1.26	44d	1	0.69mi
3920 N Classen Blvd Oklahoma City, OK	2.0	1.5	1284	$1,295	$1.01	22d	1	0.70mi
3633 N Youngs Blvd Oklahoma City, OK	3.0	2.5	1404	$1,450	$1.03	4d	1	0.78mi
1302 NW 22nd St Oklahoma City, OK	3.0	2.5	1647	$2,395	$1.45	24d	1	0.80mi
1302 NW 22nd St Oklahoma City, OK	3.0	2.0	1647	$2,395	$1.45	44d	1	0.80mi
711 W Hill St Unit 1 Oklahoma City, OK	3.0	2.0	1440	$1,765	$1.23	3d	1	0.87mi
1721 NW 18th St Oklahoma City, OK	3.0	2.0	1900	$1,300	$0.68	44d	1	0.94mi
1015 NW 40th St Oklahoma City, OK	2.0	1.0	1250	$1,225	$0.98	44d	1	0.96mi
610 NW Eubanks St Oklahoma City, OK	3.0	3.0	1680	$2,200	$1.31	24d	1	0.98mi
726 NW 24th St Oklahoma City, OK	3.0	2.0	1485	$1,599	$1.08	3d	1	0.99mi
1928 NW 18th St Oklahoma City, OK	3.0	2.5	1914	$2,200	$1.15	44d	1	1.01mi
2504 NW 27th St Oklahoma City, OK	2.0	1.0	1303	$1,450	$1.11	44d	1	1.03mi
1606 NW 45th St Oklahoma City, OK	3.0	2.0	1325	$1,700	$1.28	44d	1	1.08mi
1322 NW 17th St Unit B Oklahoma City, OK	2.0	1.0	1294	$1,200	$0.93	45d	1	1.11mi
2037 NW 46th St Oklahoma City, OK	3.0	2.0	1336	$1,535	$1.15	3d	1	1.21mi
2605 NW 24th St Oklahoma City, OK	2.0	1.0	1300	$1,525	$1.17	3d	1	1.21mi
4501 N Youngs Blvd Oklahoma City, OK	2.0	2.0	1665	$1,550	$0.93	44d	1	1.23mi
4861 N Blackwelder Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	975	$985	$1.01	4d	6	1.27mi
2915 N Harvey Pkwy Oklahoma City, OK	3.0	1.0	1596	$1,600	$1.00	44d	1	1.28mi
2139 NW 15th St Oklahoma City, OK	3.0	2.0	1551	$1,950	$1.26	44d	1	1.28mi
224 NW 32nd St Oklahoma City, OK	2.0	2.0	1516	$1,995	$1.32	15d	1	1.32mi
2001 NW 13th St Oklahoma City, OK	4.0	2.5	1800	$2,500	$1.39	24d	1	1.35mi
2736 NW 27th St Oklahoma City, OK	3.0	2.0	1657	$1,895	$1.14	2d	1	1.35mi
1215 NW 13th St Oklahoma City, OK	3.0	1.0	1368	$2,200	$1.61	44d	1	1.38mi
2813 N Robinson Ave Oklahoma City, OK	2.0	1.0	1400	$1,025	$0.73	44d	1	1.38mi
2507 NW 44th St Oklahoma City, OK	2.0	2.0	1379	$1,550	$1.12	3d	1	1.38mi
2605 N Robinson Ave Oklahoma City, OK	4.0	2.0	1813	$1,850	$1.02	44d	1	1.41mi
2808 NW 24th St Unit A Oklahoma City, OK	3.0	1.5	1604	$1,595	$0.99	3d	1	1.46mi
1211 N Ellison Ave Oklahoma City, OK	4.0	2.0	1526	$1,800	$1.18	44d	1	1.48mi
1951 NW 11th St Oklahoma City, OK	4.0	3.0	1613	$2,100	$1.30	24d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $225,000 Active 13 DOM
2. 2026-06-17
   days on market $225,000 Active 12 DOM
3. 2026-06-16
   days on market $225,000 Active 11 DOM
4. 2026-06-15
   days on market $225,000 Active 10 DOM
5. 2026-06-13
   pricedays on market $225,000 Active 8 DOM
6. 2026-06-09
   days on market $230,000 Active 4 DOM
7. 2026-06-08
   days on market $230,000 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   pricedays on marketlisting id $230,000 Active 2 DOM
10. 2026-03-28
    price $239,900 1028-char remark
11. 2026-02-19
    price $240,000 1028-char remark
12. 2026-01-29
    listed $245,000 Active 1028-char remark
13. 2026-01-27
    historical
14. 2025-12-19
    listed $250,000 Active
15. 2023-11-16
    soldstatus $180,000
16. 2023-11-15
    soldstatus $180,000 Closed
17. 2023-10-03
    status Pending
18. 2023-09-21
    listed $190,000 Active
19. 2023-07-22
    historical
20. 2023-06-14
    status Pending
21. 2023-06-05
    price $193,000
22. 2023-04-28
    price $208,000
23. 2023-03-18
    status Active
24. 2023-02-25
    status Pending
25. 2023-02-24
    listed $220,000 Active
26. 2022-12-09
    historical
27. 2022-09-29
    historical
28. 2022-09-12
    price $255,000
29. 2022-08-31
    listed $277,000 Active
30. 2016-11-28
    soldstatus $46,500
31. 2006-08-09
    historical
32. 2006-02-13
    listed $79,900
33. 1998-08-11
    soldstatus $47,500
34. 1981-10-01
    soldstatus $46,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $2,684 · $224/mo
• Projected year-2 tax: $2,684 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,849
• − Mortgage interest: −$12,603
• − Property taxes: −$2,684
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$6,545
• Taxable loss: −$5,444
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $-190/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 14,262
• Household income: $69,827
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 728.0

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 14% Two or more races 13% Black 5% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 5% Italian 4% Portuguese 3%
• Foreign-born: 9% · Canada, Vietnam, Philippines
• Languages at home: 87% English-only · Spanish 10% Vietnamese 1% Other Asian/Pacific 1%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -321.71%
• Current HPI: 298.6106
• Rent YoY: ▲ 4.45%
• Metro: Oklahoma City, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+389.1% since first listed

28 events — show timeline

• 2026-06-12 Price Changed $225,000 MLSOK
• 2026-06-05 Listed $230,000 MLSOK
• 2026-05-25 Listing Removed — MLSOK
• 2026-03-28 Price Changed $239,900 MLSOK
• 2026-02-19 Price Changed $240,000 MLSOK
• 2026-01-29 Listed $245,000 MLSOK
• 2026-01-27 Listing Removed — MLSOK
• 2025-12-19 Listed $250,000 MLSOK
• 2023-11-16 Sold (Public Records) $180,000 Public Records
• 2023-11-15 Sold (MLS) $180,000 MLSOK
• 2023-10-03 Pending — MLSOK
• 2023-09-21 Listed $190,000 MLSOK
• 2023-07-22 Listing Removed — MLSOK
• 2023-06-14 Pending — MLSOK
• 2023-06-05 Price Changed $193,000 MLSOK
• 2023-04-28 Price Changed $208,000 MLSOK
• 2023-03-18 Relisted — MLSOK
• 2023-02-25 Pending — MLSOK
• 2023-02-24 Listed $220,000 MLSOK
• 2022-12-09 Rental Removed — RENT.
• 2022-09-29 Listing Removed — MLSOK
• 2022-09-12 Price Changed $255,000 MLSOK
• 2022-08-31 Listed $277,000 MLSOK
• 2016-11-28 Sold (Public Records) $46,500 Public Records
• 2006-08-09 Listing Removed — MLSOK
• 2006-02-13 Listed $79,900 MLSOK
• 1998-08-11 Sold (Public Records) $47,500 Public Records
• 1981-10-01 Sold (Public Records) $46,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,684 · +2.6% YoY. Source: county tax records.